Direct Private Lender for Texas Real Estate Investors

Southwest Guaranty, a Houston-based private direct commercial real estate lender, was founded by Russ Gaines in 1995. We were the first lender to recognize the niche of small balance commercial lending and streamlined a loan process catering to these loans. Southwest Guaranty recognizes that each loan has its own “story” and we can structure a loan to fit each borrower’s specific needs. Our lending area stretches across the Lone Star state and we will consider loans outside of Texas on a case-by-case basis. We look forward to working with you!

Property Geographic Area Details
We lend throughout the Houston metropolitan area as well as other major metro areas in Texas.
Loan Amounts
$100,000 to $5,000,000
Interest Rates
10% to 12%
Loan Terms
12 months to 60 months
Origination Fees
2% to 4%
Lien Position
Collateral Types
  • Residential Property
  • Commercial Property
Loan Purpose
  • Investment Acquisition
  • Investment Refinance
  • Improve Subject Property
  • Use Equity to Invest in Another Property
  • Value Add Project
Property Occupancy
  • Vacant
  • Tenant Occupied 100%
  • Owner Occupied Commercial

Property Types

  • 2-4 Units Residential
  • Commercial Land
  • Industrial
  • Mixed-Use
  • Multifamily
  • Office
  • Residential Land
  • Retail
  • Single Family Residence

Loan Types

  • Commercial Bridge
  • Commercial Property Value Add

Land Types Considered

  • Residential Land
  • Multifamily Land
  • Industrial Land
  • Office Land
  • Retail Land
  • Hospitality Land
  • Agricultural Land
  • Special Purpose Land

Will Consider Land That is NOT Entitled


Max LTV for Land


Max LTC for Land Acquisition


Max Loan-to-Purchase Price


Borrower Must Have Property Under Contract


Will Provide Proof of Funds Letter


Will Consider Lending on Purchase from Auction


Allowed Source of Borrower’s Equity

  • Own Cash
  • Partner
  • Equity in Another Investment Property
  • Seller Financing
  • Family

Experience Required


Minimum Number of Value-Add Projects Completed by Borrower


Will Provide Funds for Renovation Costs


Max LTC for Renovation Costs


Interest Charged for Renovation Costs

Entire Amount of Total Project Costs

Typical Number of Days for Funds Draw


Details and Requirements

Typical Closing Time (Days)


Fastest Closing Time (Days)


Payment Structure
  • Interest Only
Pre Payment Penalty


Will lend to a foreign national


Will Allow Junior Position Mortgage(s) Behind Our Senior Mortgage


Will Consider Collateralizing Multiple Properties in One Loan


Will Consider Equity Joint Venture


Borrower Entity Types Considered
  • Individual(s)
  • LLC
  • Limited Partnership
  • Trust
  • Corporation
Personal Guaranty (Recourse) Required
Credit Check Required


Appraisal Required for Residential Property


Appraisal Required for Commercial Property


Broker Price Opinion (BPO) Accepted for Residential Property


Broker Price Opinion (BPO) Accepted for Commercial Property


Get In Touch

Southwest Guaranty pays us to be listed, so there is no fee to connect. Share your loan request, send a simple email, call, or visit their website.

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Southwest Guaranty (SWG) is a private commercial real estate lender based in Houston, specializing in small balance commercial real estate loans throughout Texas. SWG was established in 1995 in response to what we perceived was a need in the real estate community for alternative financing solutions for borrowers who might not otherwise qualify for typical bank and/or conduit financing. In an effort to stay current with specific borrower requirements, SWG continues to expand and augment its product offerings. We have the capability to offer a broad range of commercial real estate loans for all types of borrowers and properties.

As our product offerings have expanded, so has our long list of satisfied borrowers, including individuals, small businesses, non profit institutions, etc. Southwest Guaranty provides financing for a multitude of property types including, but not limited to, multi-family, office buildings, retail, assisted living, mobile home parks, self storage facilities, restaurants, industrial, hotels/motels, churches, convenience stores/gas stations, car washes, automotive service centers, charter schools, industrial/manufacturing, warehouses, marinas, golf courses, and more. With the ability to lend on almost any property type, along with our array of financing options, we have the ability to offer almost any kind of loan from “A to Z”.

Southwest Guaranty has become a respected and serious participant in a unique commercial lending market. We provide quality service and expedient loan closings using a common sense approach to underwriting, while still adhering to high standards of underwriting and documentation for all loan originations. Our objective is to build long term, ongoing relationships with our clients by using our ability to be flexible and creative when underwriting and processing commercial loan requests. We would like to have the first look at your commercial loan request and provide the best possible financing solution.

Year Established


Office Locations

13430 Northwest Freeway, Suite 990, Houston, Texas 77040

Our Team

Russell Gaines


Get In Touch

Southwest Guaranty pays us to be listed, so there is no fee to connect. Share your loan request, send a simple email, call, or visit their website.

Stay Informed About Private Lending

Receive our monthly newsletters with valuable insights and industry updates
Before You Contact Us

Our Minimum Loan Amount Is


What We Do

  • Loans for Investment Real Estate in Texas
  • Appraisal Not Required in most cases
  • LTV up to 65%, LTP up to 70%
  • 30%+ Cash Required for Purchase
  • Land LTV up to 50%

Not Available

  • NO 100% Financing
  • NO Homesteads (owner-occupied SFR)
  • NO Specialty Commercial Properties

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